Frustrated!

I have never had to go threw this before sean, but I think if I was in your shoes I would send him a condolence card and (being that he is a friend) and a short letter in it saying you will be back to see him when he takes the time he needs for his grieving his loss of his mother and thank him for being a friend and wish him well.
Drive your car over and see what can be worked out and see why things turned out the way they did and can he explain this to you.
So sorry to hear after all the green you have put into this and it's still not right.....
I would wait for a sun shinning morning and bring breakfast
I hope there is something that can be worked out to ease your mind..